Franklin County, Washington Eviction Risk: Elevated

Franklin County carries an average eviction-risk score of 6.9/10 (High), placing it rank 1 of 39 Washington counties, meaning no other county in the state scores higher. Across the county's 7 cities, conditions range from 4.8/10 to 8.1/10, a spread wide enough that two properties a few miles apart can represent genuinely different operating environments. For landlords and investors weighing Washington eviction laws exposure, Franklin County sits at the difficult end of the spectrum: average rent is $1,210 per month, rent burden runs at 30.6% of renter income on average, and just over a quarter of residents rent rather than own.

The combination of a high-risk county score, a concentrated renter population, and Washington eviction laws's layered tenant-protection statutes means that an eviction here is neither quick nor cheap. Landlords should underwrite these friction costs before acquiring or expanding a portfolio in this market.

The cities inside Franklin County

The overwhelming driver of the county's elevated average is Pasco, by far the largest city with a population of 79,575 and a risk score of 8.1/10. Pasco alone accounts for the vast majority of the county's renter households, so its score pulls the county figure upward with real statistical weight. If you own or are considering property in Pasco, you are operating in one of the highest-risk landlord environments in all of Washington eviction laws.

The remaining six cities score considerably lower. Hatton comes in at 5.9/10, Mesa at 5.8/10, and Connell at 5.6/10. Further down the range, Basin City scores 5.3/10, Wallula 5.2/10, and Kahlotus reaches the county low at 4.8/10. These smaller communities present a markedly different risk profile than Pasco, though their thin rental markets and small populations carry their own liquidity considerations. Risk in Franklin County is genuinely hyper-local: a landlord concentrated in Kahlotus or Connell is navigating a substantially different environment than one operating primarily in Pasco.

State-level laws that apply here

Every landlord in Franklin County operates under the Washington eviction laws Residential Landlord-Tenant Act, RCW § 59.18. For non-payment of rent, the required notice period is 14 days under RCW 59.18.057. A curable material breach requires 10 days notice, while waste, nuisance, or unlawful activity triggers a 3-day notice. No-cause terminations for tenancies under six months require 20 days; owner move-in and substantial-rehab no-fault evictions require 90 days notice. Washington state law imposes just-cause requirements for termination, meaning landlords generally cannot end a tenancy without a recognized statutory reason. A rent-increase cap of 7% plus CPI, with a ceiling of 10%, applies statewide.

On costs, reviewing the Washington eviction process reveals that a single case can run from a $83 court filing fee plus $50 to $150 in sheriff lockout fees, with attorney fees typically ranging from $1,000 to $3,500, and an uncontested case resolving in 30 to 60 days while a contested matter can stretch 60 to 150 days. Washington eviction costs at that upper range can exceed the value of several months of rent on a $1,210 average-rent unit, which underscores why tenant screening and lease quality matter so much here. Landlords should also note that Washington prohibits retaliation under RCW § 59.18.240 and requires 48-hour advance notice before entry under RCW § 59.18.060.

With a poverty rate of 12.9% and a renter share of 29.1% across the county, the financial pressure on tenants is real and concentrated, which feeds directly into the elevated risk scores visible in the city grid above.